Item 7B
Zoning Change and Site Plan S.H. 114 and Blessed Way
ZA16-027
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Owner: Chesapeake Land Development Company, LLC
Applicant: Integrated Real Estate Group
Request: Approval of a Zoning Change and Site Plan from “AG” Agricultural District to “S-P-1”
Detailed Site Plan District for a mixed use development consisting of two 3-story office buildings totaling approximately 105,140 square feet, two 4-story senior housing buildings totaling
283 independent and assisted living units and one 3-story parking garage on approximately 20.5 acres
Location: 1680, 1700, 1730 and 1750, E. State Highway 114, generally located northeast
corner of E. State Hwy. 114 and Blessed Way
ZA16-027
Integrated Real Estate Group is requesting approval of a
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The Future Land Use designation is Mixed Use.
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The current zoning is Agricultural District.
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Aerial View
The property is outlined in red on this aerial view, located at the northeast corner of the SH 114 frontage road and Blessed Way across from Gateway Church.
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Illustrated Master Plan
The master plan proposes two 3-story office buildings totaling approximately 105,140 square feet and a 3-level parking garage along SH 114 and two 4-story senior housing buildings totaling
283 independent and assisted living units to the north. There are two open space lots totaling approximately 6.33 acres. The total open space covers approximately 9.77 acres of the 20.5
acre site , which is 48% of the total area. The development is proposed in two phases, with the office building labeled as 1700 Office to be added in the second phase. A phasing exhibit
is included later in the presentation.
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Site Plan
The site plan shows 7 lots with each building on a separate lot and plus the two open space lots. Parking for the two office buildings is based on 57,827 square feet of general office
and 47,313 square feet of medical office space. The senior living building on Lot 1 contains 121 independent living units and the senior living building on Lot 6 to the east contains
112 independent living and 50 assisted living units. The S-P-1 regulations propose office parking at 8 spaces for the first 1,000 s.f and 1 space per 300 s. f. General Office and 1 space
per 150 s. f. Medical Office thereafter, which is the same as the off street parking requirements in the Zoning Ordinance. Parking for the senior living units is proposed at 1 space
per each individual sleeping unit. The off-street parking requirements for senior housing in the zoning ordinance is 1 space per each 3 beds or 1 space per individual sleeping unit,
whichever is greater. Per the S-P-1 regulations, 792 spaces are required and 862 spaces are proposed for the site as a whole.
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Parking Exhibit
48 spaces under Lot 3 office bldg.
22 spaces in detached garages (see elevations)
15 spaces on 1st floor
149 spaces under IL bldg.
412 spaces in parking garage
The three level parking garage on Lot 4 contains 412 parking spaces. There are 149 podium spaces proposed under the senior independent living building on Lot 1 and 48 podium spaces proposed
under the office building on Lot 3. Fifteen garage spaces are proposed on the 1st level of the independent and assisted living building on Lot 6 and 22 spaces are proposed in detached
garages. The remaining spaces 216 are proposed to be surface parking for a total of 862 spaces. An S-P-1 regulation has been added to allow the parking to be provided for the site as
a whole and not on a lot by lot basis.
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Lot 1 Parking Exhibit
149 spaces under the Independent Living building on Lot 1
The layout of the 149 podium spaces on the ground level of the Lot 1 senior housing building is shown here.
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Lot 3 and 1st Level Parking Garage Exhibit
48 spaces are proposed under the Lot 3 office building
The layout of the Lot 3 and 1st level parking garage driveways and parking spaces is shown here.
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Variance Requests
1) Variance allowing relief from the Subdivision Ordinance No. 483, as amended, Section 8.01(A) requiring that every lot abut on a public or private street to allow Common Access Easements
for access to all lots.
2) Variance to Driveway Ordinance No. 634, as amended, Section 5.2(d) requiring a minimum stacking depth of 150’ to allow a stacking depth of approximately
120’ for the entrance from the S. H. 114 frontage road.
3) Variance to Driveway Ord. No. 634, as amended, Section 5.2(c) prohibiting driveways onto collectors and local streets unless
the tract or lot has no other access to allow an entrance driveway onto Blessed Way.
Three variances are requested. Exhibit on next slide.
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Variance Exhibit
150’ stacking depth required
± 120’ provided
Driveway connection on Blessed Way
(Local Street)
No street frontage for Lots 4, 6 and 7
Lot 4
Lot 6
Lot 7
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S-P-1 Regulations
Lots 3, 4, and 5 – “O-2” Office District Uses to also allow a parking garage
Lots 1 and 2 – “MF2” Multiple Family Residential Uses to allow only age restricted (minimum age 62) senior
independent and/or assisted living and related personal care facilities
The following slides are a summary of the S-P-1 regulations.
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S-P-1 Regulations (cont’d)
1) Minimum Front Building Setbacks:
a) Along SH-114 shall be forty (40’) feet.
b) Along Blessed Way shall be fifteen (15’) feet.
2) Minimum Side Building Setbacks:
a) Along SH-114
shall be fifteen (15’) feet.
b) Along Blessed Way shall be ten (10’) feet.
3) 100’ setback adjacent to residential properties to the east
4) Buffer Yards and Setbacks along internal
lot lines shall not be required.
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S-P-1 Regulations (cont’d)
5) The maximum impervious coverage for the site as a whole is 65%; however, the maximum impervious coverage requirement shall not apply to individual lots.
6) Parking requirements for
individual lots shall not apply with a shared parking, cross-access and shared maintenance agreement.
7) Parking Space Requirements:
a- Office (Lots 3, 4 & 5): 8 spaces for the
first 1,000 s.f; thereafter, 1 space per 300 s. f. General Office and 1 space per 150 s. f. Medical Office
b- Senior Living (Lots 1 & 6): One (1) space for each Individual Sleeping
Unit.
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S-P-1 Regulations (cont’d)
8) Maximum Building Height:
a) Office Lot 3 - 53’ feet.
b) Structured Parking Lot 4 - 16’ feet.
c) Office Lot 5 - 51’.
d) Senior Living Lot 1 - 55’ and 4 stories.
e) Senior
Living Lot 6 - 53’ and 4 stories.
The maximum building heights are shown here. The maximum height allowed in the O-2 district is 90 feet and six stories and the maximum height allowed for buildings in the MF-2 district
is 3 stories and 45 feet for buildings more than 100 feet from property zoned as single family residential.
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S-P-1 Regulations (cont’d)
9) Building articulation shall be allowed as shown on the approved Site Plan and Elevations.
10) Allow an elastomeric coating, similar in look and appearance to stucco, applied to
the tilt-wall panels, to satisfy the masonry requirements in the Corridor Overlay District.
11) Allow the exposed columns to not be constructed of or clad in the same masonry material
as the principal building.
12) Allow only one loading space to be required per office building.
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S-P-1 Regulations (cont’d)
13) Allow for no fence to be required in the F1 buffer-yard along the common boundary of Open Space Lot 7 and the existing residential to the East.
14) Allow detached garages in Lot
6, as shown on the Site Plan.
15) Maximum number of Senior Living Units:
b. Lot 1: 121 Age-Restricted Independent Living Homes.
c. Lot 6: 162 Age-Restricted, combination of Independent
Living and/or Assisted Living Homes.
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1680 SH 114 Elevations
Stone
Concrete with Elastomeric coating
Vertical articulation required = 7.65’
Vertical articulation proposed = 3’
The north and south elevations of the Lot 3 office building are shown here. The key maps at right show the direction of the façade views. The building is 3 stories with podium parking
below. The primary façade materials are stone and concrete with elastomeric coating. An S-P-1 regulation was added to allow the elastomeric coating as a masonry material. The zoning
ordinance No. 480, Section 43, Overlay Zones, does not allow concrete tilt wall as a masonry material, but concrete is allowed as a masonry material in the Masonry Ordinance, so no variance
to the Masonry Ordinance is required. The elastomeric coating is the same material that was recently approved on The Offices at Kimball Park. An S-P-1 regulation was also added to allow
the vertical articulation as shown. The required offset is 7.65’ and the proposed offset is 3’. The required horizontal articulation is met on all buildings.
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1680 SH 114 Elevations
The east and west elevations are shown here. The grade changes from east to west and north to the parking garage are also shown on these elevations. The podium parking spaces are on
the same level as the 1st level of the parking garage.
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1700 SH 114 Elevations
The north and south elevations of the Lot 5 office building are shown here.
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1700 SH 114 Elevations
Vertical articulation required = 7.65’
Vertical articulation proposed = 3’
And these are the east and west elevations of the Lot 5 Office building. The proposed vertical articulation is the same as the Lot 3 office building.
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Parking Garage Elevations
Concrete panel
Stone
Vertical articulation required = 3.6’
Vertical articulation proposed = 2’
Vertical articulation required = 2.55’
Vertical articulation proposed = 2’
Offset width required= 22’
Offset width proposed = 18.5’
Horizontal articulation required = 2.5’
Horizontal articulation proposed = 2.5’
The parking garage elevations are shown here. The primary façade materials are stone and concrete panels. The required and proposed articulations are shown to the right. The horizontal
articulation meets the ordinance requirements with the exception of the offset width on the west elevation.
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Independent Living Elevations
Stone
Metal Panels
Stucco
Here are the west and south elevations of the independent living senior housing building on Lot 1. The primary façade materials are stone and stucco. A request for a variance to the
Masonry Ordinance No. 557, as amended, was included in the submittal that went before the Planning and Zoning Commission on May 19, 2016. The applicant stated at that meeting that the
variance request is withdrawn and that all buildings will comply with the Masonry Ordinance. The elevations and materials sheets have been revised to comply with the Masonry Ordinance.
Some of the areas that were previously shown as composite siding or metal panels have been changed to stucco to maintain masonry on at least 80% of each facade. The required vertical
and horizontal articulation are provided on all facades of this buiding.
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Independent Living Elevations
Metal Panels
Composite Siding changed to Stucco
Metal Panels
Composite Siding changed to Stucco
Composite Siding changed to Stucco
The east and north elevations of the Lot 1 senior housing building are shown here.
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Independent/Assisted Living Elevations
Composite Siding changed to Stucco
Metal Panels changed to Stucco
Vertical articulation required = 6’9”
Vertical articulation proposed = 1’8” – 5’6”
Vertical articulation required = 6’9”
Vertical articulation proposed = 1’6” – 4’
The east and south elevations of the independent and assisted living building on Lot 6 are shown here. The elevations were revised to comply with the 4:1 slope requirement adjacent to
single family residential property to the east and the vertical articulation does not meet the ordinance requirements as shown. The S-P-1 regulation to allow the articulation as shown
will apply to both of these elevations. The vertical articulation on the other two facades and the horizontal articulation on all four facades meet the ordinance requirements.
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Independent/Assisted Living Elevations
Metal Panels
Metal Panels changed to Stucco
Stucco
Stone
Brick
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Lot 6 Detached Garages
Stone
Stone
Stucco
Stucco
Stucco
Stone
Twenty-two garages in detached buildings are proposed on Lot 6, which has the independent and assisted living units. The façade materials proposed are a combination of stucco and stone
with a metal roof. These buildings do not meet the vertical or horizontal articulation requirements, so the S-P-1 regulation regarding articulation will also apply to these buildings.
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4:1 Slope Exhibit
The property to the east is zoned single family residential, so the senior housing building is not allowed to encroach into the area above a line having a slope of 4:1 from the residential
property line. These exhibits show that the building meets this requirement.
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Lot 1 Landscape Plan
The Lot 1 landscape plan is shown here. The applicant has included lists of permitted plant materials and the minimum sizes at planting instead of specifying the exact plant materials
on the plans. The interior landscape area is met for the site as a whole including the open space lots. Existing tree credits are used to meet the required quantities of canopy and accent
trees. No bufferyard is requires along Blessed Way since it is a local street. The applicant is providing canopy trees in that area.
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Lots 2-5 Landscape Plan (5/19 P&Z)
This is the landscape plan for Lots 2-5 that was presented at the may 19th P&Z meeting. The P&Z motion recommending approval of the item noted the applicant’s willingness to ensure
that the exterior and landscaping surrounding the parking deck meets or exceeds the requirements of a recent parking garage approval at Kimball and S.H. 114.
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Revised Lots 2-5 Landscape Plan
Added shrubs per P&Z motion
Added additional shrubs
Added additional shrubs
On the revised plan, the applicant has added additional shrubs along the north side of the garage and along the SH 114 frontage road.
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Phase 1 Lots 2-5 Landscape Plan
This phasing plan shows the landscaping to be provided with phase 1. The remaining landscaping on Lot 5 will be added with construction of the phase II office building.
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Lot 6 Landscape Plan
The Lot 6 landscape plan is shown here. An F1 bufferyard with the required 8’ opaque screening is required and provided along the eastern property line. A board on board fence is proposed.
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Lot 7 Landscape Plan
Here is the Lot 7 open space landscape plan. An F1 bufferyard is required along the eastern property line adjacent to the single family residential properties, but an S-P-1 regulation
was added to not require the 8’ opaque screen to allow the natural vegetation to remain instead.
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Tree Conservation Plan
Existing Tree Cover - 80.6%
Proposed % of existing cover to be preserved – 30.8%
There is approximately 80.6% existing tree cover on the site. If this was a straight zoning case, the minimum percentage to be preserved per Tree Preservation Ordinance No. 585-D would
be 30%. For property sought to be zoned S-P-1 Detailed Site Plan District, the City Council shall consider the application for a Conservation Analysis or Plan in conjunction with the
corresponding development application. The applicant is proposing to preserve approximately 30.8% of the existing tree cover.
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Fence and Entry Feature Detail
The proposed location of the 8’ board on board fence along the east boundary of Lot 6 is shown on the fence detail. An entry feature detail is also shown. All signage will require approval
of a separate sign permit.
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Pedestrian Access Plan
The Master Pathways Plan shows a Future Multi-Use Trail (≥8’) along S.H. 114 and an existing sidewalk Blessed Way. The Pedestrian Access Plan shows a 10’ Multi-use Trail is along S.
H. 114 and an 8’ sidewalk along Blessed Way. There is an existing 6’ sidewalk along Blessed Way. The minimum width required for a sidewalk on a local street adjacent to commercial development
is 5’.
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Open Space Management Plan
The open space management plan show the two open space lots to be maintained by a property owners association.
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Street View from Blessed Way
This is the view looking south down Blessed Way with the subject property to the left of the picture.
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Street View from SH 114 Frontage Road
This is the view looking north up Blessed Way with the subject property to the right of the picture.
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P & Z Action
May 19, 2016; Approved (4-0) as presented subject to the staff report dated May 19, 2016 and Site Plan Review Summary No. 3 dated May 19, 2016, specifically granting the first three
variances that were listed in the staff report and specifically not granting the fourth variance listed in the staff report, also noting the applicant’s willingness to pay for a potential
crosswalk along Blessed Way, of which the design and location will be discussed with staff, further noting the applicant’s willingness to ensure that the exterior and landscaping surrounding
the parking deck meets or exceeds the requirements of a recent approval at Kimball and S.H. 114 and lastly, further noting the applicant’s willingness to look at criteria for what items
can be stored on outdoor balconies.
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Questions?
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